A sale down the road is not evidence until it is adjusted for how it differs from this home. Here is each sale we used, what we changed, and by how much.

11 Grenada Court

Sold 12 June 2026 · 0.08 km away

Sold for

$1,350,000

Adjusted to this home

$1,442,320

What we added and subtracted to make this sale comparable to 17 Bayswater Avenue
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 8	−$54,000
Land size	this home 400 m² · comparable 295 m²	+$32,676
Floor area	this home 151 m² · comparable 118.7 m²	+$24,006
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.136 · comparable 0.1321	+$4,212
Distance to beach	this home 4.57 km · comparable 4.65 km	+$1,426
Net adjustment		+$92,320

A further 10 factors were compared and found the same on both properties, so no money moved.

22 Elizabeth Crescent

Sold 16 February 2026 · 0.42 km away

Sold for

$1,570,000

Adjusted to this home

$1,541,282

What we added and subtracted to make this sale comparable to 17 Bayswater Avenue
Micro-location	this home 0.136 · comparable 0.0807	+$69,457
Condition	this home 7 · comparable 8	−$62,800
Cladding	this home 3 · comparable 1	+$40,000
Floor area	this home 151 m² · comparable 199 m²	−$35,674
Year built	this home 2002 · comparable 2010	−$28,730
Bedrooms	this home 3 · comparable 4	−$24,154
Land size	this home 400 m² · comparable 331 m²	+$21,473
Distance to beach	this home 4.57 km · comparable 4.17 km	−$8,290
Net adjustment		−$28,718

A further 10 factors were compared and found the same on both properties, so no money moved.

5 Palma Crescent

Sold 27 March 2026 · 0.72 km away

Sold for

$1,395,000

Adjusted to this home

$1,428,332

What we added and subtracted to make this sale comparable to 17 Bayswater Avenue
Water views	this home 0 · comparable 1	−$133,938
Street	this home 0.15 · comparable 0.0399	+$122,872
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 8	−$55,800
Micro-location	this home 0.136 · comparable 0.0871	+$54,573
Bedrooms	this home 3 · comparable 4	−$24,154
Floor area	this home 151 m² · comparable 172.46 m²	−$15,949
Land size	this home 400 m² · comparable 350 m²	+$15,560
Distance to beach	this home 4.57 km · comparable 5.1 km	+$9,759
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		+$33,332

A further 8 factors were compared and found the same on both properties, so no money moved.

40 Gerona Circuit

Sold 26 May 2026 · 0.61 km away

Sold for

$1,410,000

Adjusted to this home

$1,521,127

What we added and subtracted to make this sale comparable to 17 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Micro-location	this home 0.136 · comparable 0.0943	+$47,038
Floor area	this home 151 m² · comparable 188 m²	−$27,498
Bedrooms	this home 3 · comparable 4	−$24,154
Distance to beach	this home 4.57 km · comparable 5.03 km	+$8,562
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		+$111,127

A further 12 factors were compared and found the same on both properties, so no money moved.

16 South Bay Drive

Sold 9 July 2026 · 0.53 km away

Sold for

$1,250,000

Adjusted to this home

$1,295,172

What we added and subtracted to make this sale comparable to 17 Bayswater Avenue
Water views	this home 0 · comparable 1	−$133,938
Micro-location	this home 0.136 · comparable 0.0436	+$92,400
Street	this home 0.15 · comparable 0.064	+$86,000
Land size	this home 400 m² · comparable 188 m²	+$65,974
Pool	this home 1 · comparable 0	+$64,000
Condition	this home 7 · comparable 8	−$50,000
Storeys	this home 1 · comparable 2	−$42,490
Year built	this home 2002 · comparable 2009	−$25,138
Cladding	this home 3 · comparable 2	+$20,000
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 4.57 km · comparable 4.09 km	−$7,920
Floor area	this home 151 m² · comparable 156 m²	−$3,716
Net adjustment		+$45,172

A further 6 factors were compared and found the same on both properties, so no money moved.

45 North Shore Avenue

Sold 22 April 2026 · 0.87 km away

Sold for

$1,700,000

Adjusted to this home

$1,486,889

What we added and subtracted to make this sale comparable to 17 Bayswater Avenue
Condition	this home 7 · comparable 9	−$170,000
Micro-location	this home 0.136 · comparable 0.0333	+$139,672
Land size	this home 400 m² · comparable 637 m²	−$73,754
Car spaces	this home 2 · comparable 4	−$64,000
Floor area	this home 151 m² · comparable 188 m²	−$27,498
Bedrooms	this home 3 · comparable 4	−$24,154
Street	this home 0.15 · comparable 0.1355	+$19,720
Distance to beach	this home 4.57 km · comparable 3.99 km	−$13,097
Net adjustment		−$213,111

A further 10 factors were compared and found the same on both properties, so no money moved.

41 Gerona Circuit

Sold 26 May 2026 · 0.68 km away

Sold for

$1,410,000

Adjusted to this home

$1,553,529

What we added and subtracted to make this sale comparable to 17 Bayswater Avenue
Street	this home 0.15 · comparable 0.0518	+$110,770
Pool	this home 1 · comparable 0	+$64,000
Micro-location	this home 0.136 · comparable 0.0822	+$60,686
Land size	this home 400 m² · comparable 586 m²	−$57,883
Bedrooms	this home 3 · comparable 4	−$24,154
Floor area	this home 151 m² · comparable 174 m²	−$17,094
Distance to beach	this home 4.57 km · comparable 5.15 km	+$10,795
Year built	this home 2002 · comparable 2003	−$3,591
Net adjustment		+$143,529

A further 10 factors were compared and found the same on both properties, so no money moved.

56 Southlake Drive

Sold 21 July 2026 · 0.90 km away

Sold for

$1,660,000

Adjusted to this home

$1,685,980

What we added and subtracted to make this sale comparable to 17 Bayswater Avenue
Condition	this home 7 · comparable 9	−$166,000
Street	this home 0.15 · comparable 0.0515	+$130,808
Micro-location	this home 0.136 · comparable 0.0447	+$121,246
Year built	this home 2002 · comparable 1993	+$32,321
Car spaces	this home 2 · comparable 3	−$32,000
Bedrooms	this home 3 · comparable 4	−$24,154
Air conditioning	this home 0 · comparable 1	−$20,000
Distance to beach	this home 4.57 km · comparable 3.76 km	−$19,661
Floor area	this home 151 m² · comparable 133 m²	+$13,378
Land size	this home 400 m² · comparable 432 m²	−$9,958
Net adjustment		+$25,980

A further 8 factors were compared and found the same on both properties, so no money moved.

We are not claiming to be more accurate than anyone else. We are showing you the sales, the adjustments and the band they produce, so you can judge the number yourself.

Will Simpson, Fields Real Estate — Will SimpsonFields Real Estate

Your market update

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 17 Bayswater Avenue sit?

Gold Coast homes listed for 60 to 180 days rose from 1,288 in March to 2,618 in August (SQM Research). A rising count of homes sitting unsold has historically been associated with downward pressure on asking prices.

But property markets do not move as one—and neither do individual homes.

We traced the estimated value of 17 Bayswater Avenue over the past 18 months, compared it with Varsity Lakes’s wider market, and examined the indicators most likely to reveal what happens next.

Market intelligence

7 reports

Varsity Lakes

Should I Sell Now?

Absorption Rate: 2.2 months

Varsity Lakes

Is Now a Good Time to Buy?

12-Month Median Sale Price: $1,400,000 (90% CI $1,357,500 to $1,445,000; n=130)

Varsity Lakes

Crash Risk

12-Month Median Price (Varsity Lakes): $1,400,000 (90% CI $1,357,500–$1,445,000, n=130)

Varsity Lakes

Market Overview

12-Month Median Sale Price: $1,400,000 (90% CI $1,357,500 to $1,445,000; n=130)

Varsity Lakes

Houses vs Units

Asking Price Spread, Houses Vs Units: $521,294 ($1,442,508 houses vs $921,214 units, as at 2026-09-25)

Varsity Lakes

Market Direction

12-Month Median Price: $1,400,000 (90% CI $1,357,500 to $1,445,000, n=130)

Varsity Lakes

Suburb Comparison

12-Month Median Price: $1,400,000 (90% CI $1,357,500 to $1,445,000, n=130)

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Reports for this address

Valuation Report

The full comparable-sales assessment for this home — the evidence, adjustment grid and reconciliation behind the range. The same report you can open above.

Property Positioning Report

The document we prepare before a home goes to market — valuation evidence, comparables and market position, with a cover prepared for this address.

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Market Update Report

The recent nearby sales adjusted to this home, weighed against the national headlines — the same report you can open above.

Why I built Fields

Will Simpson · 84 seconds

If you sold today

16 houses are already on the market in Varsity Lakes.

See the homes buyers can choose from — and the market your home would enter.

See houses for sale in Varsity Lakes →See the Varsity Lakes property market →

17 Bayswater Avenue

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

11 Grenada Court

22 Elizabeth Crescent

5 Palma Crescent

40 Gerona Circuit

16 South Bay Drive

45 North Shore Avenue

41 Gerona Circuit

56 Southlake Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 17 Bayswater Avenue sit?